He thinks starting in Low $2M for brand new Toll Brothers 3,500 sq ft house in Irvine? No way, maybe $2.99M if you're lucky.(Click Here) to view a quick video I made on the Toll Brothers development. If you would like the floor plans PM your email and I can send them over, it is a large file. I also have more information on the development coming below parasol Park
It's not unreasonable to think that it will be low to mid $2Ms since it's Great Park and 3 levels. I mean, Shea is selling 3437 sq ft 2 story homes with 5000+ sq ft lots at $3M in Portola Springs.He thinks starting in Low $2M for brand new Toll Brothers 3,500 sq ft house in Irvine? No way, maybe $2.99M if you're lucky.
I doubt it, they'll make the models amazing and tout it as a small enclave collection and start it at $2.9M minimum base price. Maybe I'm wrong.It's not unreasonable to think that it will be low to mid $2Ms since it's Great Park and 3 levels. I mean, Shea is selling 3437 sq ft 2 story homes with 5000+ sq ft lots at $3M in Portola Springs.
No one is going to pay $2.9M for a 3 story home with tiny lot with 1.7% property tax. Don't forget that GP MR varies with home size, so 3500 sq ft homes come with huge MR, most likely around $15k a year, so that's around $44k property tax a year. Why wouldn't they buy Shea's Cielo Plan 3 instead?I doubt it, they'll make the models amazing and tout it as a small enclave collection and start it at $2.9M minimum base price. Maybe I'm wrong.
because their priority list is closed?No one is going to pay $2.9M for a 3 story home with tiny lot with 1.7% property tax. Don't forget that GP MR varies with home size, so 3500 sq ft homes come with huge MR, most likely around $15k a year, so that's around $44k property tax a year. Why wouldn't they buy Shea's Cielo Plan 3 instead?
Let's check back in 18-24 months and see... I'm thinking that no matter the MR/HOA/price or those wretched 3 story floorplans, it it's within the borders of IUSD, anything will sell and at a premium.No one is going to pay $2.9M for a 3 story home with tiny lot with 1.7% property tax. Don't forget that GP MR varies with home size, so 3500 sq ft homes come with huge MR, most likely around $15k a year, so that's around $44k property tax a year. Why wouldn't they buy Shea's Cielo Plan 3 instead?
From what I heard, Cielo priority list has re-opened. Not really sure why those on priority list dropped out since Cielo is priced more favorably than Azul and Olivewood.because their priority list is closed?
The higher the price, the lower the Property Tax %.No one is going to pay $2.9M for a 3 story home with tiny lot with 1.7% property tax. Don't forget that GP MR varies with home size, so 3500 sq ft homes come with huge MR, most likely around $15k a year, so that's around $44k property tax a year. Why wouldn't they buy Shea's Cielo Plan 3 instead?
That's true, I guess. That's why I never used a percentage for property tax when including MR.The higher the price, the lower the Property Tax %.
A $2.9M home with $15k mello-roos will only be about 1.55% property tax rax rate. Sounds better already.
True. I bought in GP early on and my current Property Tax Rate (with MR) is less than 1% of the assessed value. Such a bargain.That's true, I guess. That's why I never used a percentage for property tax when including MR.
The most accurate way to describe it is: 1.05% property tax + MR. This is especially true for other communities in Irvine, such as SG, EW, OH, and PS, where the MR is fixed at around $4k, which means the more expensive homes see a much lower accumulative property %, like a $2M home would be paying 1.25% property tax while a $4M home would be paying 1.15% property tax.
The difference between GP vs. other Irvine communities is that GP's MR varies with size of the home, starting at around $7k for the smallest ones. That's almost twice as much as other communities.
rates have been shooting up and I would argue we might need to increase rates if cpi keeps on coming in hot. Nowhere near decreasing rates. It’s either stay as is or it goes up at this point. So with new construction you have to wait 6+ months for the home to be built assuming no delays to construction.From what I heard, Cielo priority list has re-opened. Not really sure why those on priority list dropped out since Cielo is priced more favorably than Azul and Olivewood.
The link to the development is up: https://www.tollbrothers.com/luxury-homes-for-sale/California/Elevate-at-Great-Park-Neighborhoods
I think this one is for Great Park between Cultivate & Pusan Way on Irvine Blvd. You can find the site map here: https://irvine.granicus.com/MetaViewer.php?view_id=&event_id=2291&meta_id=145201Elevate at Great Park? Is this for their Orchard Hills homes or are they building homes at Great Park?
If you're referring to their OH4 homes, they're supposed to be starting from 4000 sq ft up to 5000 sq ft, so I don't think these are it.Elevate at Great Park? Is this for their Orchard Hills homes or are they building homes at Great Park?
I emailed them yesterday they said they are not reopen yet. Not sure if they were telling truthFrom what I heard, Cielo priority list has re-opened. Not really sure why those on priority list dropped out since Cielo is priced more favorably than Azul and Olivewood.